2121 Old Cloverdale Rd · Florence, AL 35630

$129,999

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 57 Days on market

Built 1970 0.34 ac lot $150/sqft · at area comps Est $141k · 8% under

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +12.6/30.0
• ARV discount +11.0/15.0
• Livability +4.1/5.0
• Rent growth +4.0/5.0
• DSCR +3.8/10.0
• Schools +3.0/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Look at this great move-in-ready, updated two-bed, one-bath home! Minutes away from the University and anything in town!

Key facts

• 0.34 acre lot
• Built 1970
• Listed 56 days

Property features AI

Finance

• Financial info: Annual property tax approximately $653.74

Exterior

• Utilities: Public sewer
• Home design: Single-family residential property
• Construction: Approximately 900 above-grade finished area
• Exterior features: Frontage 115'; Lot dimensions approximately 115 x 159.7; 0.34-acre lot; Zoned R1

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom
• Interior features: 5 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-16 ($-187/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $98k (24.7% below list).
• Recommended offer: $98k (24.7% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.6% in Florence — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 82/100 on livability (#4 in AL, #1,140 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F, employment F.
• Florence City (urban): math 28% / reading 44% proficiency, ranked #44 of 129 in AL (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Florence Middle School (math 22% / reading 44%, grade F, #101 of 257 statewide, top 40%, 689 students, 51% FRL); Florence High School (math 28% / reading 34%, grade F, #66 of 305 statewide, top 21%, 1,034 students, 36% FRL).
• Market conditions: Rents rising fast (+6.2%/yr); 268 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 164 units permitted in Lauderdale County in 2024 (72 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,935 (24.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.75% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.51%
• DSCR: 0.98
• GRM: 11.1

CMA / ARV

• ARV (median comp): $141,042
• List price: $129,999
• Delta: -7.83%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
304 Elder St	0.51mi	3/1.0 (+1)	950 (+10%)	7mo	$145,500	$153	49
1614 Sherrod Ave	0.59mi	2/1.0	888 (+3%)	23mo	$80,500	$91	48
113 Button Ave	0.57mi	2/1.0	952 (+10%)	12mo	$65,000	$68	47
222 Garfield Ave	0.60mi	2/1.0	980 (+13%)	6mo	$105,000	$107	44
204 Button Ave	0.65mi	3/1.0 (+1)	905 (+5%)	23mo	$105,000	$116	38
603 Marion Ave	0.71mi	3/1.0 (+1)	970 (+12%)	10mo	$77,250	$80	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 6.18% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.48×
• Total profit: $-18,879
• Equity at exit: $19,383

10-year hold

• IRR: -1.3%
• Equity multiple: 0.90×
• Total profit: $-3,769
• Equity at exit: $11,240

Cash invested: $36,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Alabama: 90 Strongly Landlord-Friendly · R+15
• County: — inherits STATE
• City: — inherits STATE

Right-to-evict in 7 days for non-payment; no rent control; preempted statewide; courts move quickly.

Methodology + full state rankings →

ZIP-level market 35630

• Home prices YoY: -33.7%
• Rents YoY: 6.2%
• Active inventory: 268
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $979 high
• Mortgage (P&I): −$682
• Tax from tax record: −$53 /mo · $641/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $-16

Break-even live

Break-even rent $999

Max offer price $127,240

Occupancy floor 97%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2424 Roberts Ln Florence, AL	2.0	2.0	1100	$1,095	$1.00	43d	1	0.48mi
1246 Graham Ave Unit 30 Florence, AL	2.0	1.0	650	$695	$1.07	43d	1	1.02mi
611 Cypress Mill Rd Florence, AL	1.0	1.0	750	$750	$1.00	43d	4	1.03mi
1202 Graham Ave Florence, AL	1.0	1.0	800	$675	$0.84	43d	1	1.06mi
1034 N Royal Ave Unit 2 Florence, AL	2.0	1.0	900	$850	$0.94	43d	1	1.14mi
939 N Royal Ave Florence, AL	2.0	1.0	900	$850	$0.94	43d	1	1.31mi
Cypress Dr Florence, AL	2.0	1.0	782	$695	$0.89	43d	1	1.41mi
724 Kendrick St Apt 1 Florence, AL	1.0	1.0	600	$675	$1.12	43d	1	1.45mi
3410 Chisholm Rd Florence, AL	2.0	1.0–2.0	1008	$872	$0.87	43d	3	1.49mi

Listing history 21 events

1. 2026-06-19
   days on market $129,999 Active 57 DOM
2. 2026-06-18
   days on market $129,999 Active 56 DOM
3. 2026-06-17
   days on market $129,999 Active 55 DOM
4. 2026-06-16
   days on market $129,999 Active 54 DOM
5. 2026-06-15
   days on market $129,999 Active 53 DOM
6. 2026-06-14
   days on market $129,999 Active 51 DOM
7. 2026-06-13
   pricedays on market $129,999 Active 50 DOM
8. 2026-06-10
   days on market $139,999 Active 48 DOM
9. 2026-06-09
   days on market $139,999 Active 47 DOM
10. 2026-06-08
    days on market $139,999 Active 46 DOM
11. 2026-06-05
    days on market $139,999 Active 42 DOM
12. 2026-06-02
    days on market $139,999 Active 40 DOM
13. 2026-06-01
    days on market $139,999 Active 39 DOM
14. 2026-05-31
    days on market $139,999 Active 38 DOM
15. 2026-05-30
    days on market $139,999 Active 37 DOM
16. 2026-04-25
    historical $1,100
17. 2026-04-23
    listed $139,999 Active 120-char remark
18. 2026-03-24
    listed $1,100
19. 2022-01-25
    listed $63,500
20. 2021-07-10
    listed $59,850
21. 2009-11-13
    listed $49,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AL · Resets to sale price

• Current annual tax: $641 · $53/mo
• Projected year-2 tax: $641 · $53/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,752
• − Mortgage interest: −$7,282
• − Property taxes: −$641
• − Insurance: −$650
• − Repairs & maintenance: −$940
• − Management: −$940
• − Depreciation: −$3,782
• Taxable loss: −$2,483
• Est. tax savings @ 24.0%: +$596
• After-tax cash flow: $408/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Florence City
• NCES district ID: 0101530
• Math proficiency: 28% ▼ -28.00%
• Reading proficiency: 44% ▼ -4.00%
• Median HH income: $34,997
• Composite: 29.69/100
• National rank: #6456
• State rank: #44 of 129 in AL

Livability — Florence

• Score: 82/100
• State rank: #4
• US rank: #1140

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment F Housing A Health & safety A+ User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Florence, AL
• County: Lauderdale County · 47,988 people
• City population: 34,028
• Metro: Florence-Muscle Shoals, AL
• Population (ZIP): 34,028
• Household income: $46,304
• Rent vs Own: 54.7% rent · 45.3% own
• Severe rent burden: 1516.0

Population outlook (Lauderdale County) Hauer SSP2

• Today (2025): 93,386 people
• By 2030: 93,634 · +0.3%
• By 2040: 93,114 · -0.3%
• By 2050: 91,586 · -1.9%
• By 2075: 88,667 · -5.1%
• By 2100: 81,098 · -13.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 18% Two or more races 6% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 3% Serbian 2% Romanian 1%
• Foreign-born: 4% · Canada, Vietnam, Guatemala
• Languages at home: 92% English-only · Spanish 6% Vietnamese 1%

Political lean MEDSL · Lauderdale

• 2024 margin: Solid R (+51.5) · D 23.8% · R 75.3%
• 2008→2024 swing: -23.3pp toward R · 2008: -28.2pp · 2024: -51.5pp
• All cycles: 2024: R+51.5 2020: R+44.7 2016: R+46.0 2012: R+30.9 2008: R+28.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -104.78%
• Current HPI: 206.1364
• Rent YoY: ▲ 6.18%
• Metro: Florence-Muscle Shoals, AL
• State GDP YoY: ▲ 2.94%
• F500 in state: 4

Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Price history

+160.5% since first listed

7 events — show timeline

• 2026-06-12 Price Changed $129,999 SAARMLS
• 2026-04-25 Rental Removed $1,100 RENTEC
• 2026-04-23 Listed $139,999 SAARMLS
• 2026-03-24 Listed for Rent $1,100 RENTEC
• 2022-01-25 Listed $63,500 SAARMLS
• 2021-07-10 Listed $59,850 SAARMLS
• 2009-11-13 Listed $49,900 SAARMLS

Property tax history

+3.9%/yr

Latest (2025): $641 · +6.9% YoY. Source: county tax records.